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City · 89,043 residents · San Joaquin County, California

Manteca , California

In Manteca, a typical home is worth $589,900 and typical rent is $2,065 a month. Compared with all of San Joaquin County, typical rent is 19% higher, the typical home value is 11% higher, and the share of households that own their home is 10 points higher.

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  • Typical home value

    $589,900

    11% above the county

    20% below California

    • Manteca
    • San Joaquin
    • California

  • Typical rent

    $2,065a month

    19% above the county

    About the same as California

    • Manteca
    • San Joaquin
    • California

  • Typical household income

    $97,055a year

    5% above the county

    2% below California

    • Manteca
    • San Joaquin
    • California

  • Households that own their home

    72%

    10 points above the county

    17 points above California

    • Manteca
    • San Joaquin
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$572,552
2.9% less than 12 months ago
Typical rent
$2,530 a month
2.1% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Manteca is in San Joaquin County. The FHA loan limit ($678,500 for a one-unit home), the fair market rents and the help on this page are those of all of San Joaquin County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Manteca apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Garden Acres, the typical home value is $336,000: 43% less than in Manteca ($589,900).

  2. Nearby, in Garden Acres, the typical rent is $1,354: 34% less than in Manteca ($2,065).

  3. According to Zillow, in the 12 months to September 2026 the typical home value in Manteca fell 2.9%; in California, it rose 0.6%.

  4. The typical rent in Manteca is $2,065 a month, 19% more than in San Joaquin County as a whole ($1,734).

  5. 72% of households in Manteca own their home, against 62% in San Joaquin County.

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Manteca

What homes there are in Manteca, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Manteca, 8 in 10 homes are single-family detached houses; in San Joaquin County, 7.

Year built

The typical home in Manteca was built in 1995, 11 years after the typical one in San Joaquin County.

There is more room for a big family here: 74% of homes have 3 bedrooms or more, against 68% in San Joaquin County.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,591 a month

San Joaquin County: $2,494 a month

Without a mortgage

$724 a month

San Joaquin County: $740 a month

Owners with a mortgage

72%

San Joaquin County: 70%

The typical cost for an owner with a mortgage in Manteca is $2,591 a month, near the figure in San Joaquin County ($2,494).

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, home values in Manteca rose at about the same pace as in San Joaquin County: 53% against 55%.

Rents in Manteca rose at about the same pace as in San Joaquin County: 42% since 2015–2019, against 44%.

Here income did not keep up with housing: it rose 33%, while home values changed +53% and rent +42%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureMantecaSan Joaquin CountyCaliforniaUnited States
Rental vacancy 5.5%3.4%4.2%5.5%
Homeowner vacancy Unreliable estimate0.9%0.8%0.9%
More than one person per room 6.6%8.4%8.2%3.4%
People per household 3.203.192.842.53
Drive alone 74%74%66%69%
Carpool 13%12%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike 1%2%3%3%
Work from home 11%11%17%15%
Other means 1%1%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Manteca, the rental vacancy rate is 5.5%; in San Joaquin County, 3.4%.

In Manteca, 6.6% of households live with more than one person per room, against 8.4% in San Joaquin County.

Much as in San Joaquin County, a household in Manteca has 3.20 people on average.

To get to work, 74% of workers in Manteca drive alone; in San Joaquin County, 74%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Manteca?

A typical home costs more than the typical income allows

We start with a typical home in Manteca, worth $589,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 59% of the typical household income in Manteca, which is $97,055 a year. For that payment to be 28% of income, a household would need to earn about $205,258 a year.

The calculator's FHA and conventional loan limits are those of all of San Joaquin County.

Your numbers

Local data
$

Starts at the typical home value in Manteca. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $20,647 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,789

at 7.18% · 30 years

Loan amount
$579,215
Total interest
$833,354
Paid off in
November 2056

Includes $9,962 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,265 a month

  • Tight

    $2,265 to $2,912 a month

  • Hard

    more than $2,912 a month

    Your payment · 59%

Compared with the typical household income in Manteca ($97,055 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,789
Principal & interest$3,924
Property tax$359
Home insurance$246
FHA mortgage insurance (MIP)$261

You need at least $20,647 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Manteca and San Joaquin County

Manteca is in San Joaquin County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Manteca's own numbers

Typical home value
$589,900
Typical monthly rent
$2,065
Typical yearly household income
$97,055
Households that own their home
72%
Effective property tax rate
0.73%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of San Joaquin County

FHA limit, one-unit home
$678,500
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,015
Price change over 5 years (FHFA)
+39%
Homes in a high flood-risk zone
3.7%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of San Joaquin County.

Everything about San Joaquin County

Buying

Buying a home in Manteca

A typical home in Manteca is worth $589,900: 11% above the county and 20% below California. With the typical household income in Manteca ($97,055 a year), a typical home costs 6.1 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Manteca 6.1 years
  • San Joaquin 5.8 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in San Joaquin County

According to FHFA’s house price index, home prices in San Joaquin County rose 93% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of San Joaquin County.

Period County California U.S.
Last year (2025) −0.9% +0.8% +2.9%
5 years (2020–2025) +39% +40% +47%
10 years (2015–2025) +93% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Manteca next to San Joaquin County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Manteca $589,900
  • San Joaquin $530,700
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Manteca $2,065
  • San Joaquin $1,734
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Manteca $97,055
  • San Joaquin $92,179
  • California $99,122
  • United States $80,734
See the full table
Manteca next to San Joaquin County and California
Measure Manteca San Joaquin County California U.S.
Typical home value $589,900 $530,700 $734,700 $332,700
Typical monthly rent $2,065 $1,734 $2,036 $1,413
Typical yearly household income $97,055 $92,179 $99,122 $80,734
Households that own their home 72% 62% 56% 65%
Typical yearly property tax $4,321 $3,960 $5,124 $3,119
Effective property tax rate 0.73% 0.75% 0.7% 0.94%
Renters with high rent for their income 55% 54% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below San Joaquin County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Manteca

For a typical $589,900 home in Manteca, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Manteca's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,789a month

    Least cash to close
    Down payment
    $20,647
    Cash to close
    $38,344
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $261

  • Conventional, 5% down $4,681a month

    Down payment
    $29,495
    Cash to close
    $47,192
    Rate
    7.18%
    Mortgage insurance
    PMI · $280

  • Conventional, 20% down, no PMI $3,802a month

    Down payment
    $117,980
    Cash to close
    $135,677
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,347a month

    Down payment
    $88,485
    Cash to close
    $106,182
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Manteca and for San Joaquin County.

Property tax

Effective rate in Manteca

0.73%of the home’s value each year

$4,321 a year for the typical owner in Manteca.

  • Manteca 0.73%
  • San Joaquin 0.75%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in San Joaquin County

FEMA does not publish these numbers by city: they are for all of San Joaquin County.

Homes in the high-risk zone
3.7%
7,720
Of those, with NFIP insurance
25%
County California U.S.
Homes in the high-risk zone 3.7% 2.8% 3.5%
Of those, with NFIP insurance 25% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Manteca

Typical rent in Manteca is $2,065 a month: 19% above the county. In Manteca, 55% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of San Joaquin County, by unit size. To pay the 2-bedroom one ($2,015 a month) without spending more than 30% of your income, you would need to earn $38.75 an hour working full time.

HUD fair market rent for all of San Joaquin County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,525 $29.33 $61,000
1 bedroom $1,628 $31.31 $65,120
2 bedrooms $2,015 $38.75 $80,600
3 bedrooms $2,790 $53.65 $111,600
4 bedrooms $3,368 $64.77 $134,720

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Manteca

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Manteca has 2 ZIP codes with their own.

For 2 bedrooms it runs from $2,160 in 95336 to $2,460 in 95337.

2 of the 2 are above the fair market rent for San Joaquin County ($2,015).

  • 95336 $2,160$2,990
  • 95337 $2,460$3,410

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Manteca when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Manteca

HUD lists 6 buildings with rents for lower incomes in Manteca. These are the largest.

  • Belagio Apts 1201 E Atherton Dr, Manteca 95337 152 low-income homes · 1 bd: 60 · 2 bd: 37 · 3 bd: 56 · In service since 2012 · For families
  • Eskaton Manteca Manor 544 Eastwood Ave, Manteca 95336 84 homes, 83 low-income · For older adults (209) 823-8828
  • Union Court Apts 940 S Union Rd, Manteca 95337 68 homes, 62 low-income · 2 bd: 63 · In service since 2002
  • Magnolia Court 774 N Grant Ave, Manteca 95336 52 homes, 51 low-income · Studio: 6 · 1 bd: 35 · 2 bd: 11 · In service since 2011 · For older adults
  • Almond Terrace Senior Apartments 1976 N Union Rd, Manteca 95336 50 homes, 49 low-income · For older adults (209) 824-9150

See all 68 buildings in San Joaquin County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Manteca

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in San Joaquin County; 1 says it serves in Spanish.

A man leans over the armchair to help a teenage girl with her book.

HUD counseling is free or low-cost

Assistance programs in Manteca

No down payment, repair or rent-help program on our list is for Manteca or San Joaquin County. The ones below are statewide in California: they work in Manteca the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near Manteca

The HUD-approved agencies closest to the center of Manteca, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Visionary Home Builders of California

    315 N San Joaquin St, Stockton · 12 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 3 more
    (209) 466-6811

  • Habitat for Humanity, Stanislaus County

    2260 Tenaya Dr, Modesto · 19 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (209) 575-4585

  • Habitat for Humanity East Bay/Silicon Valley - Milpitas

    1608 Las Plumas Ave, San Jose · 46 miles away · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 3 more
    (510) 803-3362

Every agency in San Joaquin County All counseling agencies in California

Help in Spanish near Manteca

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Manteca

HUD’s record names them for Manteca or San Joaquin County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Auth. of the County of San Joaquin Public housing and Section 8 vouchers (209) 460-5094

All housing agencies in California Source: HUD

Cities

Other cities in San Joaquin County

These cities are also in San Joaquin County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about San Joaquin County Housing in California

Nearby cities

The cities closest to Manteca, with the typical home value.

Neighboring counties

If San Joaquin County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Manteca.

All guides
A family roasts marshmallows over a campfire at a forest campsite.

Questions

Housing questions about Manteca

Short answers with the numbers for Manteca and all of San Joaquin County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Manteca?

The typical home value in Manteca is $589,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in San Joaquin County it is $530,700.

How much does it cost to rent in Manteca?

Typical rent in Manteca is $2,065 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in San Joaquin County is $2,015.

What is the FHA loan limit in Manteca?

Manteca uses the FHA limit for all of San Joaquin County (2026): $678,500 for a one-unit home and $1,304,850 for a four-unit home.

How much property tax do owners pay in Manteca?

The typical homeowner in Manteca pays $4,321 a year, according to the U.S. Census Bureau. That is 0.73% of the home’s value; in San Joaquin County, the rate is 0.75%.

Where can I find free help to buy or rent in Manteca?

There is 1 HUD-approved counseling agency with an office in San Joaquin County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).